| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Poor |
| Demographics | 34th | Poor |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 44155 10th St W, Lancaster, CA, 93534, US |
| Region / Metro | Lancaster |
| Year of Construction | 1986 |
| Units | 27 |
| Transaction Date | 2020-01-02 |
| Transaction Price | $3,243,000 |
| Buyer | WESTVIEW PLAZA LLC |
| Seller | 44155 10TH STREET WEST LLC |
44155 10th St W Lancaster 27-Unit Multifamily Investment
Positioned in an inner-suburban pocket of Lancaster with competitive neighborhood occupancy and a high share of renter-occupied units, this asset targets durable cash flow. According to WDSuite’s CRE market data, local fundamentals favor stable leasing with room for asset enhancement over time.
The neighborhood shows investor-friendly demand signals: neighborhood occupancy is strong (competitive among Los Angeles-Long Beach-Glendale’s 1,441 neighborhoods), and renter-occupied housing is particularly concentrated, indicating a deep tenant base. For a 27-unit asset, that backdrop supports leasing stability and absorption of turns.
Daily convenience is a relative strength. Restaurant, pharmacy, grocery, and childcare access track in the top quartile nationally, which helps resident retention even as parks and cafes are limited nearby. These amenity dynamics can support consistent traffic and reduce friction in lease-ups compared with lower-amenity submarkets.
Within a 3-mile radius, population and household counts have been rising and are projected to continue growing, pointing to a larger tenant base and potential renter pool expansion. Median home values sit in a higher-cost ownership context relative to local incomes, which tends to reinforce multifamily demand and supports pricing power when managed carefully.
Vintage also matters: the property was built in 1986, newer than the neighborhood’s average vintage. That positioning can be competitively favorable versus older stock, while still offering scope for targeted modernization of systems and finishes to drive rent-quality alignment and value-add returns.
Safety trends are mixed. Compared with neighborhoods nationwide, this area sits below the national median for safety, and within the Los Angeles-Long Beach-Glendale metro it ranks in the lower tier among 1,441 neighborhoods. Recent data indicate property and violent offenses have seen year-over-year increases, so investors should underwrite with prudent security measures and monitor trendlines over the hold period.
From an operations standpoint, thoughtful lighting, access controls, and resident engagement can help mitigate risk and support retention, particularly given otherwise favorable demand drivers.
- Lockheed Martin Aeronautics Co. — aerospace (5.6 miles)
- Waste Management - Palmdale — environmental services (8.2 miles)
- Boston Scientific Neuromodulation — medical devices (29.4 miles)
- AmerisourceBergen — pharmaceuticals distribution (29.5 miles)
- Avery Dennison — materials manufacturing (37.0 miles) — HQ
Nearby employment anchors span aerospace, environmental services, life sciences, media, and manufacturing — a diversified base that supports workforce housing demand and commute convenience for residents.
44155 10th St W is a 27-unit multifamily asset in an inner-suburban Lancaster location where the neighborhood shows strong occupancy and a high renter-occupied share, supporting leasing durability. Based on CRE market data from WDSuite, the surrounding area offers top-quartile access to daily services (restaurants, groceries, pharmacies, childcare), which can bolster resident retention even as parks and cafes are limited. The 1986 vintage is newer than the local average, offering a competitive edge versus older stock while leaving room for targeted modernization to drive rent-quality alignment.
Within a 3-mile radius, population and households have increased and are projected to continue growing, reinforcing a broader tenant base over the medium term. The ownership landscape skews higher-cost relative to incomes, which typically sustains reliance on rental housing and supports pricing power when paired with careful affordability management. Key underwriting considerations include below-median safety metrics for the metro and limited open-space amenities, which can be mitigated through asset-level improvements and resident services.
- Neighborhood occupancy is strong and renter-occupied share is high, supporting stable leasing and absorption.
- Daily-service amenities rank high nationally, aiding retention and marketing momentum.
- 1986 vintage provides competitive positioning versus older stock with clear value-add upgrade pathways.
- 3-mile population and household growth expand the tenant base, supporting occupancy stability over time.
- Risks: below-median safety and limited parks/cafes; mitigate via security, programming, and targeted capex.